Three names come up more than any others when buyers tell me what they want in the McAllen area: Tres Lagos, Sharyland Plantation, and the older neighborhoods of Historic North McAllen. They could not be more different. One is a new master-planned community on the north edge of town. One is an established planned community where McAllen meets Mission. One is a grid of mid-century homes and mature trees close to downtown.
So I compared them the way I would for a client. I pulled every sale in each area over the last six months from the MLS. Then I checked HOA and district costs, school ratings, and how each one connects to the rest of the Valley. Here is what the numbers say, and how to pick the one that fits the way you live.
Key Takeaways
- Sharyland Plantation gives you the most house per dollar: about $121 per square foot, with a median size of about 2,900 square feet.
- Tres Lagos costs the most per square foot: about $164, because most homes there were built in the last six years.
- Historic North McAllen sells fastest: a median of 28 days on the market, with the lowest median price of the three at $267,000.
- Each one is in a different school district: Tres Lagos is in Edinburg CISD, Sharyland Plantation is in Sharyland ISD, and Historic North McAllen is in McAllen ISD.
- The monthly extras differ a lot: Tres Lagos has a district assessment and a monthly tech fee, Sharyland Plantation has HOA dues, and most of Historic North McAllen has neither.
Which is better: Tres Lagos, Sharyland Plantation, or Historic North McAllen?
It depends on what you value most. Tres Lagos fits buyers who want a newer home, trails, and a planned community with schools on site. Sharyland Plantation fits buyers who want the most square footage for the money and Sharyland ISD. Historic North McAllen fits buyers who want a lower price, no HOA, and a short drive to downtown, the hospitals, and nightlife.
The numbers: six months of sales in each area
Here is what sold between April 20 and October 16, 2026. Tres Lagos and Sharyland Plantation are named subdivisions in the MLS. "Historic North McAllen" is not, so for that column I used McAllen homes built before 1980 north of Business 83. That covers the tree and flower streets like Hackberry, Iris, Jonquil, Larkspur, Redbud, and Pecan.
- Tres Lagos: 17 sales, median $344,500, about 2,215 square feet, median year built 2020, 48 days on market.
- Sharyland Plantation: 14 sales, median $335,000, about 2,920 square feet, median year built 2006, 165 days on market.
- Historic North McAllen: 30 sales, median $267,000, about 2,010 square feet, median year built 1976, 28 days on market.
These are small samples, so one big sale can move a median. But the pattern held when I looked at only the last 90 days.
Price per square foot: the surprise in the data
Most people assume the older homes near downtown give you the most space for the money. The data says otherwise.
Sharyland Plantation had the lowest price per square foot at about $121. At that rate, $300,000 buys roughly 2,480 square feet. Homes there are bigger (four bedrooms is typical) and mostly built in the 2000s.
Historic North McAllen came in at about $136 per square foot. You get a lower total price, but older systems. Budget for roofs, plumbing, windows, and air conditioning when you compare.
Tres Lagos was highest at about $164 per square foot. You are paying for a home that is about six years old, with newer systems and current energy code.
The other number to watch is time on market. Sharyland Plantation homes took a median of 165 days to sell and closed at about 96% of list price. That gives buyers room to negotiate. Historic North McAllen homes sold in 28 days, so good ones there do not wait.
HOA dues, district fees, and property taxes
The sticker price is only part of the cost. Each area adds something different to your monthly payment.
Tres Lagos is inside McAllen city limits but in Edinburg CISD. According to the Tres Lagos residents page, there are no recurring HOA dues, just a one-time $500 fee when you buy. Instead, homes pay a Public Improvement District (PID) assessment of $0.25 per $100 of value, collected with your property taxes. That is about $875 a year on a $350,000 home. There is also an $80 monthly technology assessment that covers internet, TV channels, and home alarm monitoring, with faster internet available as an upgrade. Tres Lagos also sits in a city Tax Increment Reinvestment Zone (TIRZ), which funds roads and other infrastructure.
Sharyland Plantation homes in the MLS are in the City of Mission and Sharyland ISD. The community is made up of smaller villages, and HOA dues vary by village. One recent listing in Los Milagros, for example, showed dues of $550 a quarter. Mission's city tax rate (about 56 cents per $100 in 2024) runs higher than McAllen's.
Historic North McAllen pays City of McAllen and McAllen ISD taxes. McAllen ISD's rate is about 93 cents per $100. Most of these older subdivisions have no HOA at all, which also means fewer rules about fences, paint, and parking.
Tax rates change every year, and two homes on the same street can have different bills. Before you make an offer, look up the exact taxing entities for the address on the Hidalgo County Appraisal District site, and ask for the current HOA or PID amount in writing.
Schools in each neighborhood
Each area is in a different school district. In the Texas Education Agency's 2026 ratings, all three districts earned a B:
- McAllen ISD (Historic North McAllen): B, 89 out of 100
- Sharyland ISD (Sharyland Plantation): B, 88 out of 100
- Edinburg CISD (Tres Lagos): B, 85 out of 100
Tres Lagos also has IDEA Tres Lagos, a public charter school, inside the community, and the Texas A&M University Higher Education Center at McAllen on Tres Lagos Boulevard. Recent listings there show Edinburg CISD campuses, including Vela High School.
Sharyland Plantation homes are zoned to Sharyland ISD campuses. A home in Los Cabos, for example, is across the street from Shimotsu Elementary and B.L. Gray Junior High, near Sharyland High School. For more on the district, see my guide to the best neighborhoods near Sharyland ISD.
Historic North McAllen is zoned to McAllen ISD neighborhood campuses. McAllen ISD also runs choice programs, like its early college high schools, that students apply to separately. They are not tied to your address.
District ratings are a starting point. Look up the specific campus for any home on TXschools.gov, and confirm the zoning with the district before you buy.
Getting around: roads and commutes
Tres Lagos is the farthest north of the three. The main entrance is off Ware Road, with Monte Cristo Road (FM 1925) on the north side. Most trips into central McAllen run south on Ware Road. It is quieter, but expect a longer drive to downtown and the Expressway than from the other two.
Sharyland Plantation sits on the south side, along Shary Road where McAllen meets Mission. It has quick access to the Expressway (I-2) and the Anzalduas Highway, which runs to the Anzalduas International Bridge. That makes it a practical spot if you work in the Sharyland Business Park or cross into Reynosa.
Historic North McAllen is the most central. McAllen Medical Center, Rio Grande Regional Hospital, downtown, and the 10th Street corridor are all a short drive. If you work at DHR Health or UTRGV in Edinburg, you will head east either way.
Drive times change a lot at rush hour. Before you commit, drive your actual commute from the neighborhood at the time you would leave for work.
The lifestyle in each neighborhood
Tres Lagos: new, planned, and on the edge of town. Tres Lagos is a master-planned community of about 2,500 acres that opened in 2017. It has lakes and creeks, a community pool, parks, hike-and-bike trails, and Wi-Fi in some parks and trails. Most homes are less than ten years old. Retail and medical buildings are still filling in, so some errands mean a drive south. Read more in 5 reasons Tres Lagos is a great place to live.
Sharyland Plantation: established and green. Sharyland Plantation covers about 6,000 acres, with more than 2,100 homes. The developer lists lakes and ponds, walking trails, a pool complex with slides and a splash area, and nearby golf. Shopping is close, including the Sharyland Towne Crossing center. Homes are mostly from the 2000s and 2010s, with bigger floor plans than the other two areas.
Historic North McAllen: character and convenience. This is where you find mid-century ranch homes, big shade trees, and no two houses alike. Lots are a bit bigger here (about a fifth of an acre at the median), and about 30% of recent sales had a pool. You are close to downtown's 17th Street bars and live music, plus the restaurants and shops along 10th Street. The trade-off is age: plan for updates, and get a thorough inspection.
How to choose based on what matters to you
Instead of asking which neighborhood is "best," rank what matters most to you:
- Lowest price and shortest drive to downtown and the hospitals: Historic North McAllen.
- Most square footage for the money: Sharyland Plantation.
- Newest home, trails, and a charter school in the community: Tres Lagos.
- Room to negotiate: Sharyland Plantation, where homes have been sitting longest.
- No HOA rules: Historic North McAllen.
Then look at the total monthly cost (mortgage, taxes, insurance, and HOA or PID fees) for real homes in each area. That number usually makes the decision clear. Start browsing homes for sale in McAllen or homes for sale in Mission.
Frequently Asked Questions
What school district is Tres Lagos in?
Tres Lagos is inside McAllen city limits but in Edinburg CISD. The community also has IDEA Tres Lagos, a public charter school, and the Texas A&M University Higher Education Center at McAllen. Confirm the zoned campuses for any specific address.
Does Tres Lagos have HOA fees?
According to the Tres Lagos residents page, there are no recurring HOA dues, only a one-time $500 fee at purchase. Homes pay a Public Improvement District assessment of $0.25 per $100 of value with their taxes, plus an $80 monthly technology assessment for internet, TV, and alarm monitoring.
Is Sharyland Plantation in McAllen or Mission?
Sharyland Plantation sits where McAllen and Mission meet, along Shary Road. The homes that sold there recently are in the City of Mission and Sharyland ISD.
Where can I get the most house for my money near McAllen?
Of these three areas, Sharyland Plantation had the lowest median price per square foot over the last six months, about $121. Historic North McAllen was about $136, and Tres Lagos about $164.
Do older homes in North McAllen have HOA fees?
Most older subdivisions in north and central McAllen have no HOA. Always check the title and deed restrictions for the specific home, since a few have voluntary or deed-based associations.
Trying to decide between these three? Tell me your budget and what matters most, and I will pull the homes in each area that fit, along with the real taxes and fees for each one. Call or text 956-476-2925.
Sales data: local MLS, residential sales closed April 20 to October 16, 2026. Historic North McAllen = McAllen homes built before 1980 north of Business 83. Sources: Tres Lagos residents information, Texas A&M University, Sharyland Plantation, Hunt Realty Investments, Texas Education Agency 2026 ratings via the Advance News Journal, City of Mission, KRGV.